Part 2 Plan for Corby

Assessment of Retail Network and Hierarchy Initial Consultation incorporating Issues and Options: supporting paper Draft Report June 2016

Public consultation in accordance with Regulation 18 of the Town and Country Planning (Local Planning) (England) Regulations 2012

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Contents

1. Introduction 2

- Background 2

- Objectives

2. Policy Context 3

- National Planning Policy Framework (NPPF) 3 - National Planning Practice Guidance (NPPG) 4 - The Portas Review 5 - Housing and Economic Development Needs Assessment Planning Practice Guidance 5 - Relaxation of Permitted Development Rights 5 - North Northamptonshire Core Spatial Strategy (CSS) 7

- North Northamptonshire Joint Core Strategy (JCS) 7 - Saved Local Plan 9 - Regeneration Framework for Corby 12 - Corby Town Centre Masterplan 12

3. Corby’s Hierarchy of Centres 13

- Introduction 13

- Defining District Centres 14

- Defining Local Centres 14

- Neighbourhood Centres 15

- Edge of Centre, Out of Centre and Out of Town 15

- Methodology 16

4. Developing a Methodology for defining Town Centres, Primary Shopping Areas, 18

Primary and Secondary Retail Frontages

- Introduction 18

- National Policy Definitions 18

- Existing Development Plan Policies and Supporting Documents 19

- Assessment 19

- Primary and Secondary Retail Frontage 20

- Primary Shopping Areas 24

- Town Centre Boundaries 25

- Should all Four Boundaries be applied to all Centres in Corby? 26

- Proposed Town Centre Boundary Definitions 26

5. Feedback 27

- Data Protection 28

Appendix 1 Facilities Matrix 29

Appendix 2 Assessment of Individual Centres 30

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1. Introduction

Background

1.1 In drawing up Local Plans, the National Planning Policy Framework (NPPF) requires local

planning authorities to define a network and hierarchy of centres that are resilient to

anticipated future economic changes. The 2016 North Northamptonshire Joint Core Strategy

(JCS) sets out a strategic retail hierarchy that reaffirms Corby Town Centre’s position at the

top of the retail hierarchy for the Borough and sets out a strategy for future enhancement of

this role.

1.2 An important issue for the Part 2 Plan for Corby to address is a review of retail centres

operating (or proposed) below Corby’s main Town Centre to determine which should be

afforded status in Corby’s hierarchy of centres.

Objectives

1.3 This report identifies Corby’s current (and proposed) centres outside of the main Town

Centre (which is being looked at through a separate review of its boundary, primary

shopping area and frontages). Previous work (August 2009) on the Local Plan identified a

network of 24 centres functioning at or below the strategic retail hierarchy. This ranged from

small groups of shops with less than four units to larger groups of shops with over thirty-five

individual units that provide for local shopping needs across the Borough. This report

provides an update of the 2009 assessment by proposing a new classification for each centre

(i.e. district, local or neighbourhood centre or out of centre) where appropriate by noting

the range and type of facilities available, as well as commenting on the general condition of

each centre. It also proposes a methodology for identifying the boundaries of each centre

and for identifying the primary shopping area (PSA) and primary and secondary retail

frontages within the defined centres as identified through the initial assessment.

1.4 This assessment builds on existing research and evidence, including site specific proposals

preferred options (May 2006) and the LDF Assessment of Retail Hierarchy (August 2009),

along with consultation with the public and stakeholders over the last few years.

1.5 This updated retail hierarchy and network assessment provides part of the evidence base to

inform the consultation on the issues and options document which is the first formal stage in

the production of the Part 2 Local Plan for Corby. At this stage of consultation Corby Borough

Council is seeking views as to what the Local Plan should contain in accordance with

Regulation 18 of the Town and Country Planning (Local Planning) (England) Regulations

2012.

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2. Policy Context

National Planning Policy Framework (NPPF)

2.1 The National Planning Policy Framework was published in March 2012. This set out the

Government’s planning policies for England with its underlying theme being ‘a presumption

in favour of sustainable development’. For plan-making, it is stated that local planning

authorities should positively seek opportunities to meet the development needs of their

area, with an emphasis on Local Plans having sufficient flexibility to adapt to rapid change.

2.2 In terms of economic development, it is set out within the NPPF’s core principles that

planning should proactively drive and support economic development to deliver the homes,

business and industrial units, infrastructure and thriving local places that the country needs.

It is emphasised that every effort should be made to objectively identify and then meet the

business and other development needs of an area, with positive responses made to wider

opportunities for growth.

2.3 The NPPF sets out the principles of retail and town centre development under ‘Ensuring the

vitality of town centres’. Paragraph 23 continues the ‘town centre first’ principle which

recognises centres as being at the heart of communities.

2.4 The NPPF emphasises a sequential approach to site selection, requiring local planning

authorities to identify a range of suitable sites to meet the scale and type of retail (along

with leisure, commercial, office, tourism, cultural, community and residential) development

needed in town centres. Where town centre sites are not available, then appropriate edge

of centre sites should be identified for main town centre uses (paragraph 24). Finally out of

centre sites should only be considered if preferable, sequential sites are not available.

2.5 The NPPF also requires local planning authorities to:

Define a network and hierarchy of centres that are resilient to anticipated future

changes;

Define the extent of town centres and the primary shopping centre, based on a clear

definition of primary and secondary frontages in designated centres, and set policies

that make clear which uses will be permitted in such locations;

Set policies for the consideration of proposals for main town centre uses which

cannot be accommodated in or adjacent to the main town centre;

Recognise that residential development can play an important role in ensuring

vitality and viability of centres and set out policies to encourage residential

development on appropriate sites; and

In identifying where town centres are in decline, local planning authorities should

plan positively for their future to encourage economic activity.

2.6 The NPPF is clear on how to apply planning procedures to ‘main town centre’ proposals

through the ‘sequential approach’ (where these relate to planning applications for main

town centre uses that are not in an existing centre and not in accordance with an up to date

Local Plan) and ‘impact assessments’ (where proposals are not in existing centres and are

over a size threshold).

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2.7 The NPPF states that local authorities should require an impact assessment if the

development is over a proportionate, locally set threshold. If there is no locally set threshold

then the threshold is 2,500 square metres (paragraph 26).

National Planning Practice Guidance (NPPG)

2.8 The National Planning Practice Guidance (NPPG) website was published as practice guidance

in support of the NPPF in March 2014.

2.9 The guidance largely replicates the supplementary information previously found in the

‘Planning for town centre, practice guidance on need, impact and the sequential approach’

which accompanied the now superceded Planning Policy Statement 4: Planning for

Sustainable Economic Growth. This has been centred around 4 key topic areas:

What does the National Planning Practice Guidance say about planning for town

centres?;

Why should a town centre strategy be developed?;

What is the sequential test?; and

What is the impact test?

2.10 The guidance requires a town centre strategy to be articulated through the Local Plan,

setting out an appropriate retail hierarchy for the area, whilst auditing centres on their

vitality and viability to accommodate retail need.

2.11 The role of tourism is also recognised as a key driver in healthy and viable centres and the

guidance requires local planning authorities to articulate a vision for tourism in their Local

Plan, including identifying optimal locations for future growth.

2.12 The guidance suggests the following indicators and their changes over time are relevant in

assessing the health of town centres:

Diversity of uses;

Retailer representations and intensions;

Retail rankings;

Proportion of vacant street level property;

Retail rents;

Commercial yields;

Land values;

Pedestrian flows;

Accessibility;

Perceptions of safety and crime;

Environmental quality;

Potential capacity for growth;

Consumers’ views (existing); and

Consumers’ views (future wishes).

2.13 The guidance suggests improvements to the public realm, transport (including parking) and

accessibility, as well as other measures promoted through partnership, can also play

important roles in town centre regeneration.

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2.14 The town centre strategy should identify relevant sites, actions and timescales, and be

articulated clearly in the Local Plan, where it can be considered by local people and

investors. It should be regularly reviewed, assessing the changing role and function of

different parts of the town centre over time.

The Portas Review (‘An Independent Review into the Future of Our High Streets’) and the Government’s Response

2.15 The Portas Review was published in December 2011. It is an independent review undertaken

by Mary Portas into the state of Britain’s high streets and town centres. The review

considers why retail spending on the high street is falling and why there has been a decline

of Britain’s high streets and also looks at the benefits that can be brought about through

their protection. Portas puts forward 28 recommendations which include actions that

Government, local authorities, businesses and other organisations should take in order to

create diverse, sustainable high streets where retailers can thrive.

2.16 The Government published a response to the Portas Review in March 2012. The response

acknowledges that in response to the challenges facing the high street, including out of

centre retail development and online retailing, the high street will have to offer something

new and different in order to create a diverse and competitive environment. In its response,

the Government accepts a number of recommendations put forward in the Portas Review,

including: the implementation of Town Teams (described as visionary, strategic and strong

operational management teams for high streets); the provision of funding for pilot areas

who are judged to have the best ideas for improving their town centres and high streets;

investing in Business Improvement Districts; and support for a new National Market Day. The

Government’s response seeks to encourage areas to think creatively about how their town

centres can be enhanced in order to entice people back, including improvements which

could be secured through the redesign of high streets, and the promotion of the evening and

night time economy.

Housing and Economic Development Needs Assessment Planning Practice Guidance

2.17 The Government has issued further Practice Guidance1 to provide specific instruction in

respect of the undertaking of needs assessments (including those for main town centre

uses). Paragraph 32 of the Practice Guidance states that plan makers should consider

forecasts of quantitative and qualitative need based on a range of data which is current and

robust. Local planning authorities will need to take account of business cycles and make use

of forecasts and surveys to assess employment land requirements.

Relaxation of Permitted Development Rights

2.18 At a national level, recent changes to the Town and Country Planning (General Permitted

Development) Order 1995 have sought to support the diversification and vitality of town

centres. The changes follow the Portas Report recommendation to make it easier to change

surplus space in order to provide for the effective re-use of buildings.

2.19 The Town and Country Planning (General Permitted Development) (Amendment) (England)

Order 2013 came into force on 30 Mary 2013. It provided, for a period of three years, for the

1 http://planningguidance.communities.gov.uk/blog/guidance/housing-and-economic-development-needs-

assessments/?print=true accessed 16th

May 2016

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change of use of Use from Class B1 offices to residential without the need for planning

permission. The Order also provided for the temporary change of use (for up to two years) of

uses falling within Use Classes A1, A2, A3, A4, A5, B1, D1 and D2 to uses falling within Classes

A1, A2, A3 and B1, subject to the use relating to no more than 150 sq m of floorspace and

subject to the temporary provision not previously being relied upon. The Order also

provided for an increase in the permitted development threshold in respect of extensions to

shops, catering, professional or financial services establishments to provide for an additional

50% gross floorspace or 200 sq m (whichever is the lower).

2.20 From 6 April 2014, permitted development rights were further extended to provide for

certain additional changes of use without the need for planning permission. The changes

came into force under the Town and Country Planning (General Permitted Development)

(Amendment and Consequential Provisions) (England) Order 2014 and resulted in the

introduction of two new classifications that affect commercial premises.

2.21 The first provides for the change of use of premises and land from Use Class A1 to use as a

‘deposit taker’ (effectively comprising banks, building societies, credit unions and friendly

societies). The second provides for the change of use from Use Classes A1 and A2 to

residential. There are certain restrictions as to where and when the rights can be exercised.

The intended consequence of such measures is to secure the redevelopment and reuse of

premises. However, it is considered that the relaxation in respect of changes of use to

residential are more likely to encourage re-use of offices in larger metropolitan areas

(particularly in London and the south east) which may benefit from a greater supply of office

buildings and where previously there may have been some reluctance to grant planning

permission for residential uses.

2.22 A further amendment to permitted rights has occurred as a result of the Town and Country

Planning (General Permitted Development) (England) Order 2015, which acts to consolidate

the Town and Country Planning (General Permitted Development) Order 1995 and its many

amendments.

2.23 The additional permitted development rights of particular relevance to retail and town

centre matters include:

A permitted change from amusement arcade/casino use (sui generis) to residential

use (Class C3);

A permitted change from retail (Class A1) to financial services (Class A2);

A permitted change from retail/financial services (Class A1/A2) to food and drink

(Class A3);

A permitted change from retail/financial services (Class A1/A2), betting offices, pay

day loan shops and casinos to assembly and leisure uses (Class D2);

Extension of the temporary permitted development rights introduced in May 2013

for extensions to shops, offices, industrial and warehouse buildings to support

business expansion and the economy so they apply permanently; and

The erection of click and collect facilities within the curtilage of an existing retail

shop; and modifications to the size of an existing retail shop loading bay.

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North Northamptonshire Core Spatial Strategy (CSS)

2.24 The North Northamptonshire Core Spatial Strategy (CSS) was produced by the North

Northamptonshire Joint Planning Unit and was adopted in 2008. It set out the overall plan

for the whole of North Northamptonshire, which includes Corby along with Kettering, East

Northamptonshire and Wellingborough, for the period up to 2021. All other Development

Plan documents were required to be in conformity with the Core Spatial Strategy.

2.25 Policy 12 set out the distribution of retail development in North Northamptonshire:

“The town centres of Kettering, Corby and Wellingborough will be strengthened & regenerated as the focus of sustainable communities in North Northamptonshire. For the period 2004 to 2021 development plan documents will make provision, in addition to existing commitments, for a minimum net increase in comparison shopping floor space of:

Kettering 20,500 sq.m;

Corby 15,500 sq.m; and

Wellingborough 15,500 sq.m

...Where retail development, for which there is an identified need, cannot be

accommodated within the defined town centre areas, a sequential approach will be followed

with preference first to well-connected edge of town-centre locations followed by district

and local centres including those in the sustainable urban extensions, and then existing retail

areas that are well served by a choice of means of transport.

The scale of retail development should be appropriate to the role and function of the centre

where it is to be located. Accordingly, proposals for major retail development and their

phasing will be assessed to ensure that they do not have an adverse impact on the long term

vitality and viability of other town centres or the ability of North Northamptonshire to retain

expenditure.”

2.26 The North Northamptonshire Core Spatial Strategy was superseded by the North

Northamptonshire Joint Core Strategy in July 2016.

North Northamptonshire Joint Core Strategy (JCS)

2.27 The North Northamptonshire Joint Planning Unit was responsible for preparing a new plan

for the period to 2031, namely the North Northamptonshire Joint Core Strategy. The Plan

forms Part 1 of the Local Plan for the four North Northamptonshire Councils: Corby, East

Northamptonshire, Kettering and Wellingborough. The Hearing sessions which were part of

the overall examination into the soundness of the JCS commenced on 17 November 2015

and the Plan was then subject to a final Main Modifications consultation in February 2016.

The JCS was adopted on 14 July 2016.

2.28 The JCS outlines the strategic vision for North Northamptonshire, including making provision

for a minimum of 35,000 homes and 31,100 jobs, along with the necessary supporting

infrastructure. The JCS sets out policies to guide this development, including focussing on

how the places in North Northamptonshire can be changed for the better.

2.29 The JCS adopts a ‘town centre first’ sequential approach to the development of new retail,

leisure and cultural facilities in North Northamptonshire. The JCS also allows for the

provision of district/local centres of an appropriate scale within new sustainable urban

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extensions (SUEs), which should include convenience shops and community facilities such as

medical centres. Other shops or facilities serving a wider area should instead be located in

the main town centres.

2.30 The amount of growth proposed is less than in previous plans and most of the development

sites already have planning permission. This includes the SUEs, including around 4,500

homes at West Corby, and a number of strategic employment sites. Policy 11 sets out the

network of urban and rural areas in North Northamptonshire. Corby, Kettering,

Wellingborough and Rushden are identified as ‘growth towns’ which will be the focus for

infrastructure investment and higher order facilities to support major employment, housing,

retail and leisure development. Policy 12 relates to town centres and town centre uses and

states that the vitality and viability of the town centres in North Northamptonshire will be

supported by:

“a) Securing and maintaining a vibrant mix of retail, employment, leisure and cultural

facilities and supporting the provision of additional residential uses on appropriate sites

including the re-use of vacant space above shops. Part 2 Local Plans will identify the extent

of the town centres, sites to accommodate town centre uses, and primary shopping areas.

Within primary shopping areas proposals for change of use or redevelopment will be

permitted if the proposal adds to the attractiveness of the centre and does not lead to the

predominance of A1 retail use being critically undermined;

b) Enhancing the public realm and improving access to the town centres for pedestrians,

cyclists and public transport users and supporting proposals to provide convenient, safe and

secure car parking;

c) Maintaining and regenerating Kettering and Corby town centres as the focus of higher

order facilities and retail investment serving growing communities in the north. This will

include a minimum increase of 12,500 sq.m net comparison shopping floorspace in each of

Corby and Kettering town centres by 2031;

d) Adapting and diversifying Wellingborough and Rushden town centres to operate

successfully alongside the permitted out of centre retail and leisure development at Rushden

Lakes, which will provide up to 28,209 sq.m net retail sales area serving growing

communities in the southern area;

e) Supporting the provision of a medium-sized foodstore to serve the Desborough/Rothwell

area and an additional 4,100 sq.m of convenience goods floorspace in the southern area by

2031;

f) Supporting development of town centre uses in the town centres of the Market Towns

where this is of a scale and nature consistent with the character of the settlement and the

role of Market Towns in providing mainly convenience shopping and local services. Part 2

Local Plans and Neighbourhood Plans may identify additional development opportunities

where these do not undermine the focus of retail development at the town centres of the

Growth Towns; and

g) Applying the sequential and impact tests set out in the NPPF to the assessment of retail

development and other town centre uses that are proposed outside the defined town centre

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areas (other than small scale rural development and the creation of local centres to meet

the day to day needs of residents in the SUEs).”

2.31 The explanatory text to Policy 12 comments that the identified minimum floorspace

requirement for Kettering and Corby gives the towns an equal share of the capacity forecast

to arise from population growth in the northern area over the period to 2031. This reflects

the fact that Kettering is currently the largest retail centre but that Corby is accommodating

a greater share of planned population growth. These objectively assessed requirements will

be met within the town centres through the implementation of the Corby Town Centre

Masterplan and the adopted Kettering Town Centre Area Action Plan, or any subsequent

plans prepared by the local planning authorities. These requirements are forecast to arise

after 2021 but proposals for earlier development or development in excess of the minimum

requirements will be supported in the town centres where this will allow them to strengthen

their position relative to other retail centres.

2.32 The JCS supporting text goes on to note that retail investment alone will not be sufficient to

sustain and regenerate the town centres. Part 2 Local Plans will identify the extent of the

town centres and, within them, the primary shopping areas where retention of retail uses is

most important. They will set out policies and proposals to accommodate new uses including

additional housing, and to create the conditions in which businesses can prosper. This

includes the identification of development sites, an enhanced public realm, improved access

and adequate car parking. Alongside these planning initiatives the partner Councils will work

with local communities and businesses to take forward Government initiatives to support

town centres.

Saved Local Plan

2.33 The 1997 Corby Local Plan stated that new retail developments should support the

objectives of sustaining and enhancing existing shopping centres in the Borough and should

be in accord with the strategy for retail development set out in the Plan and its policies.

Where planning applications come forward outside this framework, the key considerations

would be:

Likely harm to the strategy;

Likely impact of the development on the vitality and viability of the town centre and

other shopping centres in the Borough;

Accessibility by a choice of means of transport; and

Likely effect on overall travel problems and car use.

2.34 With regard to convenience shopping and food retailing in particular, the Plan said there was

no evidence of any significant growth in expenditure which would support new floor space

at that time and any new development could seriously harm the viability of existing

convenience shopping, particularly in the town centre. Proposals for such development

would be rigorously assessed in relation to Policy P14(S) (see Table 1).

2.35 The Plan noted little change to the local shopping centres in Corby and that some 162 shop

units were located in 15 local centres of various sizes, totalling about 11,000 sq.m of

floorspace and ‘including the usual non-retail and food and drink uses’. The Plan noted that

many of the existing local centres were suffering from poor environmental conditions and

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some parking problems (conditions which continue to the present day). The Plan encouraged

improvements and, where appropriate, development proposals in the vicinity would also be

encouraged. The Plan also noted that new neighbourhood shops would be required to serve

Snatchill (Oakley Vale - now developed) and other proposed housing areas. Provision would

also be made in the new industrial areas for facilities for workers.

2.36 The Planning and Compulsory Purchase Act 2004 provided for the saving of policies in

adopted local plans for a period of 3 years from the commencement date of the Act which

was 28 September 2004.

2.37 Policies in adopted or approved plans expired on 27 September 2007 unless the Secretary of

State extended such policies beyond that date (Planning and Compulsory Purchase Act 2004;

Schedule 8 (1(3)). For Corby’s 1997 Local Plan this included Policy 14(S): Proposals for new

food shopping outside of the Town Centre.

2.38 Saved policies from the Local Plan adopted in 1997 retain development plan status. Policy

P14(S) is a criteria based policy covering proposals for new food shopping and focused on

the need to ensure that development was appropriately located so as not to comprise the

purpose of other policies and regeneration programmes at that time. However Policy P14(S)

was replaced in 2008 by the Core Spatial Strategy Polices 12 & 13 which covered sustainable

development principles and the distribution of retail development in North

Northamptonshire, adopting the sequential approach.

Table 1 1997 Local Plan polices covering retail development outside of the Town Centre

Ref Policy Subject Commentary Status

P13(S) Proposals for other new shopping development will normally only be permitted if it comprises:- (i) an addition to an established local shopping centre; or (ii) an individual or small group of shops in an existing or new residential area to serve everyday shopping needs which cannot adequately be met elsewhere and provided that the development would not seriously affect the vitality and viability of Corby Town Centre; or (iii) small scale development ancillary to an industrial area.

This set out criteria to support retail development.

None (Policy was not saved).

P14(S) Proposals for new food shopping will only be permitted where it can be shown that the proposed development: • will be consistent with the long term growth of retail expenditure in the Borough and will not reduce opportunities for modernising and improving existing shopping centres; • will not have an adverse effect

This set out the criteria to support new food shopping development.

Superseded by Policies 12 & 13 in the 2008 CSS.

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on the viability of food shopping in the town centre and other local shopping centres; • will not put at risk the strategy for the town centre; and • has access arrangements which enable a choice of transport modes to be used.

The proposed development should: • contribute to the variety of shops in the town centre or other shopping centre; • cater for the daily or casual needs of residents or those passing by; • provide a convenient, local service for those who are less mobile.

2.39 The Local Plan set out a series of shopping proposals (policies P11(S) and P12(S)) which covered Phoenix Parkway and the development of further retail warehousing (table 2).

Table 2 1997 Local Plan polices covering Phoenix Parkway and the development of further retail warehousing

Ref Policy Subject Commentary Status

P11(S) Further retail development beyond existing commitments will not be permitted at the Phoenix Centre until improvements and extensions to the Town Centre are well advanced.

This attempted to restrict further out of centre development to ensure improvements to the main town centre area were successful.

None (Policy was not saved).

P12(S) Retail warehouses will normally only be permitted where it can be shown that:- (i) by reason of its size, servicing and access requirements the development cannot be satisfactorily accommodated in association with established shopping areas; and (ii) the development would not adversely affect the road network and the access, car parking and public transport facilities are satisfactory; and (iii) the development would not seriously affect the vitality and viability of Corby Town Centre or the Phoenix Centre. (iv) the range of goods available for sale will be restricted to

This restricted further out of centre development to ensure the vitality and viability of the main town centre and existing out of centre retail park at Phoenix Parkway were not harmed by inappropriate development.

None (Policy was not saved).

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furniture, carpets, bulky electrical appliances, DIY supplies, pet food and garden supplies.

Regeneration Framework for Corby

2.40 The Regeneration Framework for Corby was launched in January 2003 providing a visionary

programme for the physical transformation of the town. The strategy was centred on a

vision to deliver a bold and confident new Corby for the 21st Century, one in which the town

would become a vibrant and successful place where people will want to shop, work, visit and

do business.

Corby Town Centre Masterplan

2.41 The principles of the Regeneration Framework were supported by Corby Borough Council

and encapsulated in the master planning of the town centre and Parkland Gateway that was

articulated in the Corby Town Centre Area Masterplan issued as a draft in 2006. This was

taken forward by Corby Borough Council through various planning consultation documents,

most recently the Proposed Alternatives for the Site Specific Allocations Development Plan

Document published in September 2009.

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3. Corby’s Hierarchy of Centres

Introduction

3.1 This section deals with the hierarchy of centres across the Borough of Corby. Whilst the

primary purpose of this assessment is to update the town centre boundary definitions to

support development management policies relating to town centres and retail development,

Corby Borough Council wishes to take this opportunity to confirm that the proposed

hierarchy is correct and robust. Indeed, the need to define a resilient network and hierarchy

of centres is a key requirement of the National Planning Policy Framework (NPPF).

3.2 Within the 2009 Local Development Framework Background Paper: Assessment of Retail

Hierarchy (August 2009) the following hierarchy was set out:

Table 3 Retail Centres in Corby (2009)

Name of Centre 2009 Survey Designation

Corby Main Town Centre

-

Burghley Drive Local Centre

Corby Old Village Local Centre

Cottingham Village Centre

Local Centre

Danesholme Local Centre

Farmstead Road Local Centre

Gainsborough Road

Local Centre

Greenhill Rise Local Centre

Gretton Village Centre

Local Centre

Kingswood Proposed new Local Centre

Little Stanion Proposed new Local Centre

Oakley Vale Local Centre

Occupation Road Local Centre

Phoenix Parkway Out of Centre Retail Park

Priors Hall Proposed new District Centre

Pytchley Court Local Centre

Princewood Road & Dalton Road (Rockingham Park)

None

Rockingham Road North

Local Centre

Rockingham Road South

Local Centre

Studfall Avenue Local Centre

Weldon Park Proposed new Local Centre

Weldon Village Local Centre

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Centre

Welland Vale Local Centre

Western Urban Extension

Proposed new District Centre

Willow Brook Road

Local Centre

3.3 A more recent outline planning application for a local centre was submitted in April 2015 as

part of phases 8 & 9 at Oakley Vale. This is set to comprise development within use classes

C3, A1, A2, A3, A4, A5, B1 and D1. At the time of writing the application is still to be

determined by Corby Borough Council but has also been included in the retail assessment.

3.4 The 2009 designations were set out prior to the publication of the NPPF or CSS and appear

to have adopted a simplistic approach to describing the retail centres, namely labelling the

majority as ‘Local Centres’ regardless of size or range of facilities. Whilst this approach may

have been adequate in policy terms to direct retail development in general towards existing

centres it fails to distinguish between the different roles each serve their communities or

how centres of different types should develop and be supported.

Defining District Centres

3.5 The NPPF and JCS recognise that a district centre would be expected to provide a broad

diversity of retail uses and a number of facilities to serve the community. This might be a

group of shops including a supermarket or superstore and a range of non-retail services such

as banks, building societies, and restaurants, as well as local public facilities such as a library

and healthcare provision.

3.6 From this a more detail set of criteria has been developed to assess whether a centre should

be classified as a district centre:

A District Centre is one that would normally provide a broad diversity of retail uses and a number of facilities to serve the community. - Checklist used for this assessment:

o Centre contains at least four of the following five shop types and community facilities Supermarket or superstore selling a wide range of food and non-food items to

meet the needs of the local population Pharmacy Bank or building society Cafes, restaurants, hot food takeaways and public houses Public and community facilities which could include library, healthcare provision

or community centre o The centre should operate as a well defined centre and be located over 800 metres

away from the town centre

Defining Local Centres

3.7 The NPPF and JCS recognise that a local centre would be expected to include a range of small

shops and services of a local convenience nature, serving a small catchment. They might

typically include a small supermarket, a newsagent, a sub-post office, a pharmacy and take-

away.

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3.8 From this a more detailed set of criteria has been developed to assess whether a centre

should be classified as a local centre:

A Local Centre is one that would that would include a range of small shops and services of a local convenience nature, serving a small catchment. - Checklist used for this assessment:

o Centre contains at least three of the following four essential shop types: Food shops, such as a small supermarket, convenience store or

newsagent/confectionary shop Sub-post office Pharmacy Cafes, restaurants, hot food takeaways and public houses

o The centre should be compact, operate as a well defined centre and be located over 800 metres away from the town centre

Neighbourhood Centres

3.9 The NPPF provides limited guidance on neighbourhood centres. It is clear that references to

local or district centres exclude small parades of shops of purely neighbourhood significance:

Neighbourhood Centres are groups of shops not meeting the above criteria for a district or local centre and officially categorised as ‘small parades of shops of purely neighbourhood significance’ (‘neighbourhood centre’).

3.10 These ‘Neighbourhood Centres’ have not been excluded from this assessment however as

many continue to perform a vital function within Corby’s local communities, particularly for

residents without access to a car or those who find travelling by public transport challenging.

Edge of Centre, Out of Centre and Out of Town

3.11 The NPPF requires local planning authorities to apply a sequential test to larger retail planning applications, an approach which is reflected in Policy 12 of the JCS. They should require applications for main town centre uses to be located in town centres, then in edge of centre locations and only if suitable sites are not available should out of centre sites be considered. When considering edge of centre and out of centre proposals, preference should be given to accessible sites that are well connected to the town centre:

edge of centre use For retail purposes the NPPF defines edge of centre as a location that is well connected and up to 300 metres of the primary shopping area. For all other main town centre uses, a location within 300 metres of a town centre boundary. In determining whether a site falls within the definition of edge of centre account should also be taken of local circumstances.

out of centre use The NPPF defines out of centre as a location which is not in or on the edge of a centre but not necessarily outside the urban area.

out of town use The NPPF defines out of town as a location out of centre that is outside the existing urban area.

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3.12 Currently Corby’s main out of centre retail park is a development of some 13 retail warehouses, including an Asda superstore, located at Phoenix Parkway. Phoenix Parkway has been included in this retail assessment.

Methodology

3.13 Site visits to all 20 existing centres in Corby outside of the main Town Centre were

undertaken in February and March 2016 to determine which shops and facilities are

currently available at each centre (4 additional proposed centres identified as part of SUE

development in the 2009 assessment remain undeveloped and an outline planning

application has since been received for a local centre at Oakley Vale (phases 8 & 9) – see

paragraph 3.3). The results are summarised within a matrix (Appendix 1), where existing

shops and facilities are recorded against each centre to help establish their position within

Corby’s retail hierarchy.

3.14 A detailed summary of each centre (Appendix 2) further breaks the existing facilities down

into use class, specific type (such as a convenience store, sub-post office, pharmacy or hot

food take-away) and number of facilities. This, along with a general summary including a

note of the condition of each centre, then determines its designation (i.e. District, Local,

Neighbourhood Centre etc.) based on the definitions outlined above.

3.15 Proposed new centres have also been noted at Priors Hall, Weldon Park, Little Stanion,

Western Urban Extension and Oakley Vale Phases 8 & 9 based on planned facilities within

submitted planning applications. These will be monitored and assessed with a view to adding

to the retail hierarchy in the future where appropriate.

3.16 The table below sets out Corby Borough’s Council’s recommendations.

Table 4 Designated Retail Centres in Corby Outside of the Main Town Centre

Name of Centre 2009 Survey Designation

New Proposed Designation

Strategic Hierarchy

Reason for Proposed Change since 2009

Corby Town Centre

- Corby Town Centre

Yes -

Burghley Drive Local Centre Neighbourhood Centre

No Does not provide a sufficient range of shops

Corby Old Village

Local Centre Local Centre Yes No change

Cottingham Village Centre

Local Centre Neighbourhood Centre

No Does not provide a sufficient range of shops

Danesholme Local Centre District Centre Yes Meets the criteria of a District Centre

Farmstead Road Local Centre Local Centre Yes No change

Gainsborough Road

Local Centre Neighbourhood Centre

No Does not provide a sufficient range of shops

Greenhill Rise Local Centre Local Centre Yes No change

Gretton Village Centre

Local Centre Local Centre Yes No change

Kingswood Proposed new None No Proposed development

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Local Centre has not taken place

Little Stanion Proposed new Local Centre

Proposed new Local Centre

n/a No change

Oakley Vale Local Centre District Centre Yes New facilities now meet the criteria of a District Centre

Oakley Vale Phases 8 & 9

- Proposed new Local Centre

n/a n/a

Occupation Road

Local Centre Neighbourhood Centre

No Does not provide a sufficient range of shops

Phoenix Parkway

Out of Centre Retail Park

Out of Centre Retail Park

No No change

Priors Hall Proposed new District Centre

Proposed new District Centre

n/a No change

Pytchley Court Local Centre District Centre Yes Range of shops/facilities meet the criteria of a District Centre

Rockingham Park

None None No No change

Rockingham Road North

Local Centre Neighbourhood Centre

No Does not provide a sufficient range of shops

Rockingham Road South

Local Centre Neighbourhood Centre

No Does not provide a sufficient range of shops

Studfall Avenue Local Centre Local Centre Yes No change

Weldon Park Proposed new Local Centre

Proposed new Local Centre

n/a No change

Weldon Village Centre

Local Centre Local Centre Yes No change

Welland Vale Local Centre Neighbourhood Centre

No Does not provide a sufficient range of shops

Western Urban Extension

Proposed new District Centre

Proposed new District Centre

n/a No change

Willow Brook Road

Local Centre Neighbourhood Centre

No Does not provide a sufficient range of shops

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4 Developing a Methodology for defining Town Centres, Primary Shopping Areas, Primary and Secondary Retail Frontages

Introduction

4.1 This section deals with the definition of town centres, primary shopping areas, and primary

and secondary retail frontage boundaries in Corby’s hierarchy of centres. The need for this

assessment derives from the NPPF and JCS.

4.2 The NPPF (paragraph 23) requires local planning authorities to ‘define the extent of town

centres and primary shopping areas, based on a clear definition of primary and secondary

frontages in designated centres, and set policies that make clear which uses will be

permitted in such locations’.

4.3 The JCS requires the second part of the Local Plan to identify the extent of town centres

(which includes district and local centres) and, within that, the primary shopping areas

where retention of retail uses is most important. The Retail Background Paper – Redefining

the Primary Shopping Area and shopping frontage designations, produced in December 2008

to support previous work on the Local Plan, provided a definition of the primary shopping

area and primary shopping frontage for Corby’s main Town Centre. This approach is being

updated in a separate report which is being consulted upon as part of the issues and options

consultation.

4.4 This retail assessment includes a review of the various town centre boundaries and

examines the potentially different methodologies which could be used to define a town

centre boundary, along with the primary shopping area, and primary and secondary retail

frontage boundaries. It goes on to propose a preferred methodology to be used by Corby

Borough Council as a basis for consultation as part of the Regulation 18 scoping document.

4.5 The remainder of this section is structured in the following manner:

A review of the various town centre boundary definitions in the NPPF;

A review of the current town centre boundary definitions used in Corby’s

development plans; and

An analysis of the various methodologies which could be used to define a town

centre, primary shopping area, and primary and secondary retail frontage

boundaries, followed by a recommended preferred methodology for each boundary

definition.

National Policy Definitions

4.6 The starting point for this assessment must be the contents of the NPPF. In Annex 2

(Glossary), the following definitions are provided:

Town centres;

Primary shopping areas; and

Primary and secondary retail frontages.

4.7 The NPPF definition of town centres is an:

Area defined on the local authority’s proposal map, including the primary shopping area and

areas predominantly occupied by main town centre uses within or adjacent to the primary

19

shopping area. References to town centres or centres apply to city centres, town centres,

district centres and local centres but exclude small parades of shops of purely

neighbourhood significance. Unless they are identified as centres in Local Plans, existing out-

of-centre developments, comprising or including main town centre uses, do not constitute

town centres.

4.8 The definition of a primary shopping area (‘PSA’) is a:

Defined area where retail development is concentrated (generally comprising the primary and those secondary frontages which are adjoining and closely related to the primary shopping frontage).

4.9 For primary and secondary retail frontages, the definitions are:

Primary frontages are likely to include a high proportion of retail uses which may include food, drinks, clothing and household goods. Secondary frontages provide greater opportunities for a diversity of uses such as restaurants, cinemas and businesses.

4.10 The National Planning Practice Guidance (NPPG) does not provide any further amplification

of these definitions.

Existing Development Plan Policies and Supporting Documents

- Corby Borough Council 1997 Saved Local Plan

4.11 Saved Local Plan policies P3(S) and P4(S) set out the primary and secondary shopping

frontages within the Corby town centre boundary. The Local Plan did not define a PSA within

Corby.

- Retail Background Paper: Redefining the Primary Shopping Area and shopping frontage designations (December 2008)

4.12 To ascertain where the boundaries for each of the primary and secondary frontages should

be drawn, a plan of the town centre was created showing the use class order of the existing

and proposed units. This demonstrated the percentage of retail uses across the town centre,

and identified where the higher concentrations of A1 (shops) could be found.

4.13 This process provided preliminary indications to where the boundaries could be drawn.

Higher proportions of retail uses were identifiable (suggesting a primary shopping frontage)

compared to the areas with a higher diversity of uses (signifying a potential secondary

shopping frontage).

4.14 Due to the proposed allocation of a PSA within the town centre it was felt that the inclusion

of secondary shopping frontages was unnecessary. The PSA encouraged a concentration of

retail uses but allowed for the diversity and mix of uses, which is the same flexibility that

designating secondary frontages would bring. Therefore it was recommended to only

identify primary shopping frontages within the PSA.

Assessment

4.15 Given that the town centre boundary definition relies in part on the PSA definition and,

similarly, the PSA definition relies upon the retail frontage definitions, the remainder of this

section deal with the above definitions in reverse order below.

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Primary and Secondary Retail Frontages

4.16 As a starting point it is important to note that both of these definitions use the word ‘retail’

in their title. It is also important to note that both definitions should be read together

otherwise there is the potential for an incorrect interpretation. For example, the primary

frontages definition simply makes reference to ‘retail uses’ and includes reference to food,

drinks, clothing and household goods. There is no attempt to distinguish between different

use classes and the use of the words ‘food’ and ‘drinks’ gives the prima facie impression of

café and restaurant uses. However, the definition for secondary frontages includes reference

to ‘restaurants’ which instead suggests that uses in Classes A3, A4 and A5 may be more

appropriately related to secondary retail areas.

4.17 It is also worth noting that whilst the word ‘retail’ is used in the title of these definitions, the

secondary frontage definition includes reference to ‘cinemas’ and ‘ businesses’ which do not

fall into the Class A retail land use category. Therefore, the definition of these areas must

have an element of flexibility with retail being part of the land use mix and not the sole land

use.

4.18 This observation leads usefully on to the potential methodologies for defining primary and

secondary retail frontages. For primary frontages, the key parts of the NPPF definition are

‘high proportion of retail uses’ and ‘which may include food, drink, clothing and household

goods’. Therefore, the methodology options are:

a) Categorize ‘retail uses’ in this context as Class A1 uses; or

b) Alternatively, assume that a wider selection of Class A uses are included.

4.19 Historically, across the country and in North Northamptonshire, the definition of ‘retail’ uses

for primary retail frontages has been Class A1 retail uses. The alternative being tested here is

for the definition to be widened to include other A2, A3, A4 and A5 uses. This alternative

would allow large parts of town centres to be covered by primary retail frontages

designations and remove any particular focus on A1 retail uses. A further consequence

would be that the primary frontage designations would be more in line with the NPPF’s

secondary frontage definition. Therefore, for all of these reasons, the use of ‘retail’ in the

context of primary retail frontages should be Class A1 retailing.

4.20 Moving on to consider the following options for the definition of ‘high proportion of retail

uses’, the options are informed by the current development plan policies across the various

Local Plans in Northamptonshire and neighbouring areas. Whilst these policies are

development management tools, they set out the requirement for how each primary

frontage area should look and it is fair to assume must have played a part in the original

definition of the primary retail areas in each administrative area:

Kettering Area Action Plan: not less than 75% of primary frontages to be in A1 use

and no more than three consecutive non A1 retail frontages.

Melton saved Local Plan: total proportion of A2 and A3 uses does not exceed 12% of

the whole primary shopping frontage; and any continuous frontage of non-A1 uses

does not exceed 12% of the whole primary shopping frontage.

Northampton Central Area Action Plan: no threshold set; instead noted that primary

frontages are likely to include a high proportion of retail uses.

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Rutland draft site allocations policy for town centre boundaries and shopping

frontages: Primary Shopping Frontages to be maintained as predominantly A1 retail

uses. Where a proposal would result in more than two units of seven (three either

side) being non-retail it will not be permitted.

4.21 These contrasting approaches provide a useful basis for an options assessment:

a) Classify a high proportion of an area with (say) 80-90% of the agreed type of retail

uses, with additional reference to the actual distribution of Class A1 uses in each town

centre); or

b) Classify a significant proportion of an area with (say) over 60-75% of the agreed type

of retail uses and define the area (with or without additional references to the actual

distribution of Class A1 uses in each town centre); or

c) Rather than setting a specific threshold, define the area with reference to the actual

distribution and layout of land uses in each town centre.

4.22 Option (a) defines primary frontages on the basis of at least 80-90% Class A1 uses and could

also further state, for example, that there to be no more than (say) two non-A1 uses

together. This approach leads, in a number of instances, to small primary retail frontage

areas. This is simply a product of applying this 80-90% rule to designating the boundaries.

Other issues may arise in relation to this approach.

4.23 First, many of the current primary frontage areas cannot meet the 80-90% rule. Some of

Corby’s town centres have non-A1 uses well in excess of the policy threshold and any

attempt to refine the primary frontage boundary for these centres is likely to lead to either

small defined frontage areas and/or boundaries which do not look and feel logical and

robust when viewed from the street.

4.24 Second, there are, in some instances, collections of A1 retail uses outside of the current

primary frontage boundary which cannot be included due to the 80-90% rule and yet they

act as part of the primary retail frontage area.

4.25 Third, in a number of instances, there are more than (say) two consecutive non-A1 uses

within defined primary frontage areas. Under option (a) this would remove these areas from

the primary frontage even though they are obviously within the core retail area of these

town centres.

4.26 Overall, the council considers that there are number of drawbacks to option (a). The use of

such a high percentage of A1 uses, along with a rule such as no more than two consecutive

non-A1 uses, creates a number of difficulties in defining a sensible and realistic primary retail

frontage area.

4.27 Option (b) could require at least 60-75% of uses in each street block (or say every 100

metres) to be in A1 use. Or more simply this 60-75% rule could apply in the whole of the

defined primary frontage area. This is therefore a relaxation of the 80-90% rule in option (a)

and the rule which ensures that there is not more than two consecutive non-A1 uses could

also be relaxed for the purposes of this option if it is felt that more flexibility would be

beneficial.

22

4.28 The immediate observation on this option is that it will allow for a much wider area to be

covered by the primary frontage designation, as there is much less of a constraint on the

number and spacing of non-A1 uses. This allows the primary retail frontage to exist alongside

small pockets of non-A1 uses which do not affect the main retail function of the area.

Indeed, if the threshold is set too low it is likely that whilst all of the main groupings of A1

retail uses will be covered under this approach, there may be an unintended consequence of

areas which are not genuinely part of the primary retail frontage being included. This would

lead to an erosion in the secondary retail frontages area and a 60-75% definition may, in

some circumstances, be closer to the primary shopping area definition.

4.29 Furthermore, Corby Borough Council would be concerned that a 60-75% A1 use rule may not

be an appropriate rule for all centres. There may well be some centres where, for example, a

60-75% minimum threshold is an optimum size. However, the same figure may be

inappropriate for all centres across Corby Borough. In other words, there is a concern that a

one size fits all approach may not work to the benefit of Corby’s centres. Indeed, and in a

similar manner to the rule set out in option (a), in order to reach the target threshold of 60-

75% the shape and extent of defined frontages may lead to contrived areas that are illogical

in shape.

4.30 The final option, option (c), approaches the issue from the other direction. Rather than

setting a standard minimum threshold for A1 uses and, potentially, rules on the spacing of

A1 and non-A1 uses, option (c) seeks to define a primary retail frontage area on the basis of

the actual distribution of A1 and non-A1 uses in each town centre. In this option there is not

one guiding principle and instead a basket of subjective indicators are used, including:

Does the streets/areas under consideration consistently have a large majority of A1

retail uses?; and

Are there national multiple retailers present?; and

Where non-A1 uses appear, do they remain small in number and scale and subservient

to the role of A1 uses?; and

Where a street has a clear majority of A1 uses, but not necessarily a large majority,

does it retain a shopping character and does it have easy and seamless links to the

more dominant adjacent retail frontages?

4.31 Where the answer to the above questions is ‘yes’, it is likely, but not necessarily certain, that

it should part of the primary retail frontage. In each case, the judgement should be made

with reference to up to date land use data and a clear picture of the ‘on the ground

circumstances’ for each centre.

4.32 Clearly, a characteristic of this approach is to use judgement rather than a standard rule or

formulae. Therefore, a clear justification will need to be provided for each centre. Therefore,

site visits were used to determine the extent of the boundary using the criteria described in

paragraph 4.30. Indeed, once the primary retail frontage has been defined using this method

then a calculation can be made to determine the balance between A1 and non-A1 uses and

how this may be used in development management policies by the Council.

4.33 Turning now to secondary frontages, it is useful to return to the existing development plan

policies as a starting point:

23

Kettering Area Action Plan: Greater diversification of appropriate town centre uses;

additional criteria including no more than 3 consecutive A3, A4 or A5 uses in a row

and not more than 17% of the total frontages being in A4 use and 8% in A5 use.

Melton saved Local Plan: Use for A1 shops; A2, A3, C1, D1 and D2 allowed provided

total proportion would not exceed 50% of any length of the street frontage; and a

continuous length of non-retail frontage exceeding three shop units or 15 metres

would not be created.

Northampton Central Area Action Plan: Noted that secondary frontages provide

greater opportunities for a diversity of uses.

Rutland draft site allocations policy for town centre boundaries and shopping

frontages: Secondary Shopping Frontages to be maintained as predominantly A Class

retail uses. Proposals for non-A Class uses will only be permitted where it will not

result in an adverse cluster of non-retail A uses and will not harm the predominately

retail character of the secondary shopping frontage.

4.34 Alongside these existing approaches, the NPPF notes that secondary areas offer greater

opportunities for diversity including restaurants, cinemas and businesses.

4.35 Therefore, in light of the above, the options for testing secondary retail frontages should be:

a) To allow for a greater diversity of retail and other uses, but retain a minimum

proportionate threshold for Class A1 uses; or

b) To allow for a greater diversity of retail and other main town centre uses and, rather

than set a minimum threshold for A1 uses, place the frontage boundary at the outer

edge of the Class A retail land use area (i.e. once Class A uses substantially stop

occurring define this at the outer edge of the secondary frontage area); or

c) To allow for a great diversity of retail and other main town centre uses and include

the area covered by all main town centre uses whether they are retail uses or not.

4.36 Adoption of option (a) will certainly retain retail uses as a significant land use in the

secondary frontage area and possibly the, or one of the, dominant land use(s). Therefore,

this option will ensure a strong retail-related feel to the defined area. However, the

consequence of needing to maintain a minimum of (say) 50% Class A1 retail units is that

some A1 retail units could well be left out of the secondary frontage where they are the in

minority amongst other main town centre uses. This has the potential to exclude retail uses

from an area which they would otherwise naturally form part of, and lead to second-class

retail areas in Corby’s town centres.

4.37 Option (b) prevents this outcome by removing the minimum threshold by allowing all of

those Class A1 retail uses which naturally form part of the retail shopping area to be

included in the secondary frontages. This option also allows the boundary to stop once retail

uses have become sparse and thus remain true to the definition of this being a secondary

retail frontage.

4.38 Option (c) allows the secondary frontage to look wider and include all main town centre uses

and not be reliant on Class A retail uses. This option is likely to go well beyond the intentions

of the NPPF definition and instead trespass on the ‘town centre’ boundary definition

24

provided by the NPPF. Whilst it is likely that in some instances a secondary retail area

boundary will match a town centre boundary, particularly in some of the smaller centres,

this will not happen in every case and therefore the methodology adopted by the Council

should allow for distinctions to occur.

4.39 Therefore, in light of the above analysis we consider that option (b) should be adopted for

the secondary retail frontage areas.

Primary Shopping Areas

4.40 The NPPF definition for Primary Shopping Areas (PSAs) is: “a defined area where retail development is concentrated (generally comprising the primary and those secondary frontages which are adjoining and closely related to the primary shopping frontage)”.

4.41 This definition is very clear and constrains the possibilities for alternative methodologies. In

particular, it is clear from the NPPF definition that primary retail frontages must form part of

the PSA. It is also clear from the NPPF definition that only a certain type of secondary

frontages will be capable of being included in the defined PSA.

4.42 Therefore, the Council has considered only two potential options to test for this definition:

a) Include all of the primary frontage area plus part or all of the secondary frontage area, based on a bespoke assessment of each centre; or

b) Include all of the primary frontage area plus all of the secondary frontage area in all circumstances (assuming option (b) for the secondary frontages is chosen).

4.43 For option (a), a bespoke assessment for each centre is required, which highlights those

parts of the defined secondary frontages which adjoin and are closely related to the primary

frontages. This will examine the physical relationship of the two sets of frontages, including

whether:

i) There is a seamless physical relationship between part or all of the two frontages, or

whether there is physical separation (via roads or non-town centre uses);

ii) There is a distinct change in the retail character in the secondary area which

prompts a distinction to be made.

4.44 For option (b), the working assumption is that, as the secondary retail frontage is defined on

the basis that it contains a reasonable amount of retail uses, it must automatically form part

of the wider primary shopping area. Whilst this may be the case for certain centres, this

cannot be guaranteed for all centres and such an approach has the potential to ignore local

circumstances.

4.45 In addition, the PSA boundary is an important boundary for the purposes of applying the

sequential approach to site selection and, in particular, classifying in-centre, edge of centre

and out of centre locations. Therefore, it will be important to ensure that the definition of

the PSA boundary allows for sensible in centre, edge of centre and out of centre

classifications. If it is assumed that all secondary frontages are part of the PSA then there is

the potential for an over-optimistic classification of sites (i.e. sites which are separated from

the core retail area of a town centre are classified as ‘town centre’ when in actual fact they

25

are ‘edge of centre’. Similarly, out of centre sites are incorrectly elevated to edge of centre

status).

4.46 Therefore, the Council considers that option (a) is to be preferred as it allows the local

circumstances of each centre to be taken into account. In particular it allows for a distinction

to be made between a retail area which contains a varied and valuable mix of uses which

contribute to town centre health and attractiveness but which are not dominated by A1 uses

and those areas where A1 retailing remains the most important use.

Town Centre Boundaries

4.47 The NPPF defines a town centre as including the primary shopping area and areas

predominantly occupied by main town centre uses within or adjacent to the primary

shopping area. Annex 2 of the NPPF defines main town centre uses as:

Retail development (including warehouse clubs and factory outlet centres); leisure,

entertainment facilities, the more intensive sport and recreation uses (including cinemas,

restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and

fitness centres, indoor bowling centres, and bingo halls); offices; and arts, culture and

tourism development (including theatres, museums, galleries and concert halls, hotels and

conference facilities).

4.48 Once the PSA boundary has been set, the options for the approach to defining town centre boundaries are as follows:

a) Assume that the town centre boundary will be no larger than the primary and

secondary retail frontage boundaries and therefore a new boundary definition is not

provided; or

b) Assume that the town centre boundary will always be larger/different than the

primary and secondary frontage and primary shopping area boundaries and, therefore,

provide a new distinct separate boundary in all instances; or

c) Assume neither of the above and undertake a bespoke assessment to understand

whether the secondary frontage boundary is robust or whether a separate boundary is

required.

4.49 The rationale for testing options (a) and (b) is based on the difference circumstances across

Corby’s town centres. Neither option is considered unreasonable or illogical in principle as

there will be some centres whose secondary retail frontage includes a number of the main

town centre uses outlined above. Given the smaller local nature of many of Corby’s centres

these are not likely to possess uses such as offices and other non-A class facilities.

4.50 Therefore, a one-size-fits-all approach cannot be applied to town centre boundaries in Corby

and a bespoke assessment should be undertaken for each centre. Moreover, even where the

town centre boundary is demonstrated (based upon the recommended approach) to match

the secondary frontages area, a town centre boundary definition must still be shown in

order to respond to paragraph 23 of the NPPF.

26

Should all Four Boundaries be applied to all Centres in Corby?

4.51 The final matter for consideration is whether all four definitions (primary retail frontage,

secondary retail frontage, PSA and town centre boundary) should apply to all centres across

Corby.

4.52 In relation to the differences in approach between neighbouring authorities in

Northamptonshire and elsewhere this remains a reasonable and justifiable approach in

certain circumstances. In some of the smaller centres there will not be any discernible

distinction across the town centre/primary shopping area in terms of Class A1 retail, Class A

retail and other uses. Therefore, it would be illogical to try and artificially create a distinction

and it would be a more appropriate alternative to provide a blanket PSA (or single boundary)

definition instead.

4.53 Corby Borough Council would recommend applying consistent definitions and recommends

the following:

a) All defined centres in the hierarchy should possess town centre and PSA definitions,

as these are crucial to the operation of the sequential approach to site selection and

general town centre policies;

b) Where it is justified, the defined centres (district and local centres) should show

separate primary and secondary retail frontages. These will then be complemented by

PSA and town centre boundaries; and

c) Neighbourhood and other centres which do not form part of the hierarchy of centres

should be assigned a single boundary for illustrative purposes only.

Proposed Town Centre Boundary Definitions

4.54 Based upon the methodology proposed in this section, Corby Borough Council has defined a

set of town centre, PSA, primary retail frontage and secondary retail frontage boundaries for

selected town centres across Corby (excluding the non-strategic centres which have been

assigned a single boundary and the main Town Centre which is the subject of a separate

report). The results can be found in Appendix 2 of this report.

27

5. Feedback

5.1 This updated retail hierarchy and network assessment provides part of the evidence base to

inform the consultation on the issues and options document which is the first formal stage in

the production of the Part 2 Local Plan for Corby. At this stage of consultation we will be

seeking views as to what the Local Plan should contain in accordance with Regulation 18 of

the Town and Country Planning (Local Planning) (England) Regulations 2012.

5.2 We have attempted to be as comprehensive as possible and identify all the important issues

for retail uses outside of the main Town Centre that need to be addressed in preparing the

Part 2 Plan for Corby. These are identified within this report and in the issues and options

document. You may, however, feel something important has been missed. If this is the case,

please let us know what the issue is in as much detail as possible. It should be noted that it is

not necessary to simply repeat policies in the Joint Core Strategy or National Planning Policy

Framework. The policies and proposals that are included in the Part 2 Plan for Corby should

add some local value that is particular to the Borough.

5.3 Existing research and evidence, including consultation with the public and stakeholders over

the last few years, has been used to identify the planning issues and options within this

consultation document that we think should be addressed in the Part 2 Plan for Corby.

5.4 There are a number of ways you can respond:

Email: Localplans.consultation@corby.gov.uk

Post: Part 2 Local Plan for Corby consultation

Local Plans

Corby Borough Council

Deene House

New Post Office Square

Corby

Northamptonshire

NN17 1GD

All representations must be received before 5pm on Tuesday 20th December 2016.

5.5 The consultation will be undertaken in accordance with the North Northamptonshire

Statement of Community Involvement. This will involve:

Copies being made available for public viewing at the Corby Cube, mobile library and the

Council’s website;

Email to stakeholders informing them of the document and publicity on social media; and

A series of public consultation events.

5.6 All comments received during the six week period of consultation will be considered

carefully by the Council and used to inform the next stage in the process which will be the

publication of refined options. This will be subject to public consultation in 2017. This will

lead to the development of a Draft Plan which will be subject to a period of representations

in 2018. The finalised document will be submitted to the Secretary of State for examination

by an independent Planning Inspector.

28

Data Protection

5.7 All comments received will be used in the plan making process. Please note that responses

cannot be treated as confidential and will be made available for public inspection. All

responses will be able to be viewed at the Council’s offices and online. By sending the

Council your details you will automatically be informed of future consultations on planning

policy documents unless you indicate otherwise.

Name of Centre

Conven./ Small Supermarket

Newsagent Greengrocer or butcher

Sub PO

Off Licence

Hairdresser/ Beauty Salon

Pharmacy Charity Shop

Other A1

Rest./ Cafe

Take-away

Pub/Club Dentist Estate/ Letting Agent

Betting Shop

Library Other D1

Vacant/ Other

Burghley Drive

Corby Old Village

Cottingham Village Centre

Danesholme

Farmstead Road

Gainsborough Road

Greenhill Rise

Gretton Village Centre

Kingswood

Little Stanion

Oakley Vale

Oakley Vale Phases 8 & 9

Occupation Road

Phoenix Parkway

Priors Hall

Pytchley Court

Rockingham Park

Rockingham Road North

Rockingham Road South

Studfall Av.

Weldon Park

Weldon Village Centre

Welland Vale

Western Urban Ext.

Willow Brook Road

Appendix 1 - Facilities Matrix

30

Appendix 2 - Assessment of Individual Centres

Site visits were carried out in February and March 2016 to the following centres around Corby

Borough:

Burghley Drive;

Corby Old Village;

Cottingham Village Centre;

Danesholme;

Farmstead Road;

Gainsborough Road;

Greenhill Rise;

Gretton Village Centre;

Kingswood;

Little Stanion (proposed);

Oakley Vale;

Oakley Vale Phases 8 & 9 (proposed);

Occupation Road;

Phoenix Parkway;

Priors Hall (proposed);

Pytchley Court;

Rockingham Park;

Rockingham Road North;

Rockingham Road South;

Studfall Avenue;

Weldon Park (proposed);

Weldon Village Centre;

Welland Vale;

Western Urban Extension (proposed); and

Willow Brook Road.

The detailed assessment of each centre is set out below.

31

Centre Name: Burghley Drive

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Neighbourhood Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Other Shops

1 1

A3/A5: Restaurant/Hot Food Take-away 1

A5: Hot Food Take-away 3

Vacant 0 (0%)

Total Shops and Facilities 6

Retail Frontage: 44-46, 48, 50, 52, 54, 58 Corby Road

A1 Use on Retail Frontage: 2/6 (33%)

Comments: Burghley Drive mostly comprises hot food take-aways with limited other local facilities

to serve the immediate surrounding area. Only the convenience store was open at the time of the

visit adding to the run-down feel of the centre. Enhancements to some of the shop fronts and

pavements, as well as general environmental enhancements in the area, may improve the

functioning of the shops.

Justification: Due the limited number of facilities aside from hot food takeaways Burghley Drive

should be classified as a Neighbourhood Centre.

Site Plan:

32

Centre Name: Corby Old Village

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Local Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Polish Convenience Store Sub-Post Office Newsagent/Sweet Shop Butcher Hairdresser Jewellers Clothing Other Shops

1 1 1 1 2 6 1 1 9

A2: Financial & Professional Services Estate Agent Employment Agency Other

1 1 2

A3: Restaurants & Cafes 1

A4: Drinking Establishments Public House Wine Bar

2 1

A5: Hot Food Take-away 2

B1a: Offices 4

D1: Non-residential Institutions Dentist Optician Museum Other

1 1 1 2

Sui-Generis Betting Shop Beauty Salon

1 1

Vacant 3 (6.4%)

Total Shops and Facilities 47

Primary Retail Frontage: 2, 4, 5, 7, 9, 10-12, 11-13, 14-16, 15, 17, 20, 22, 24, 26 The Jamb; 37, 39

(two units), 41, 43, 47, 49, 51, 53-55, 54, 56, 57, 58, 60, 62, 62A, 64, 64A, 66, 68, 69, 73 High Street

Secondary Retail Frontage: 38, 38A, 38C, 44, 44B, 75-77 High Street; 7 Tunwell Lane; Unit 1, Unit 1A,

Unit 2 The Courtyard; Lloyds Road (The New Inn)

A1 Use on Primary Retail Frontage: 22/36 (61%)

Comments: Corby Old Village is the oldest and original part of the town, containing several notable

buildings, including a number of Grade II listed buildings along the High Street. Despite being just

3km from Corby Town Centre Corby Old Village contains nearly 50 shops and facilities – significantly

more than any other centre of this type in the town - which serve the immediate area as well as

drawing trade from across many parts of the town (the sub-post office, pubs and bar are popular for

example).

33

Many of the shops are independent or family run businesses, including shops selling clothing, gift

items, luggage, and the only remaining independent butcher outside of Corby’s main Town Centre.

The primary shopping area is split between The Jamb and the High Street, the latter in a more

peripheral location with a narrow street which suffers traffic congestion. Signage naming the traders

has been erected to encourage shoppers to visit the High Street but this appears to be out of date.

Justification: Corby Old Village meets the Borough Council’s criteria for a local centre and no change

to its previous (PPS6) classification is recommended. Despite a large number of facilities the range

just falls short of that required for Corby Old Village to be classified as a district centre.

Site Plan:

34

Centre Name: Cottingham Village Centre

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Neighbourhood Centre

Characteristics:

Use Class Shop/Facility Number Present

A1/A3: Shops/Cafes Convenience Store and Cafe 1

A4: Drinking Establishments Public House 1

Vacant 0 (0%)

Total Shops and Facilities 2

Retail Frontage: 2 Corby Road, 1 High Street

A1 Use on Retail Frontage: 1/2 (50%)

Comments: Cottingham Village Centre comprises a pub and a village shop and cafe which opened in

the vacant retail unit in 2011 as a community venture to serve Cottingham and Middleton. The shop

relies on local volunteers and has raised money for maintenance and refurbishments through

community share offers.

Justification: Cottingham’s centre meets the classification of a Neighbourhood Centre. The facilities

are well supported by the local community and provide the hub of village life and should therefore

be supported where possible.

Site Plan:

35

Centre Name: Danesholme

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: District Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Hairdressers

2 1

A3: Restaurants & Cafes 1

A4: Drinking Establishments Public House 1

A5: Hot Food Take-away 1

D1: Non-residential Institutions Library Day Nursery Community Church

1 1 1

Sui-Generis Nightclub 1

Vacant 2 (17%)

Total Shops and Facilities 12

Primary Retail Frontage: 3-4, 6, 7, 10, 11 Boden Close; 9-10, 13, 14 Danesholme Centre

Secondary Retail Frontage: 4 (2 units), 5 Danesholme Centre; Danesholme Centre (The Talisman)

A1 Use on Primary Retail Frontage: 6/8 (75%)

Comments: Danesholme Centre comprises convenience shopping, hot food take-aways and a range

of other local facilities including a library, crèche, restaurant and pub. The primary shopping frontage

is split between Boden Close (where vacancies have remained static since the previous survey was

undertaken in 2009) and Danesholme Centre, which may detract from the feel of the centre as a

community hub. A significant amount of litter was noted around the centre at the time of visit (late

afternoon) and a number of shuttered shops also served to diminish the centre’s appeal.

Nonetheless good provision for parking and a wide range of shops and facilities of different types

give the centre life through the day and late into the evening.

Justification: The range of facilities on offer results in the classification of Danesholme as a District

Centre. Measures to maintain and enhance the centre should be taken and opportunities exist to

strengthen the centre’s appeal.

36

Site Plan:

37

Centre Name: Farmstead Road

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Local Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Hairdresser Off Licence Other Shops

1 1 1 3

A3: Restaurants & Cafes 1

A4: Drinking Establishments Public House 1

A5: Hot Food Take-away 3

D1: Non-residential Institutions Dental Surgery 1

Sui-Generis Betting Shop 1

Vacant 0 (0%)

Total Shops and Facilities 13

Primary Retail Frontage: 165-167, 169, 171, 173, 175, 177, 179, 181, 183, 185, 187, 187a Farmstead

Road

Secondary Retail Frontage: 129 Beanfield Avenue

A1 Use on Primary Retail Frontage: 6/12 (50%)

Comments: Farmstead Road is anchored by a small supermarket/newsagent. A number of the other

shops/food establishments were closed at the time of visiting (early morning) resulting in the centre

appearing underused. There was pressure on parking, which is thought to be being used by those

visiting the community facilities and the nearby Beanfield School. The area would benefit from

environmental enhancements (works have since been carried out within the curtilage of the pub).

Justification: The presence of the convenience store - selling a wide range of goods - along with food

outlets and pub means Farmstead Road should retain its status as a local centre. It would appear to

be vulnerable to future decline however, which should be monitored.

38

Site Plan:

39

Centre Name: Gainsborough Road

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Neighbourhood Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store European/Greengrocer

1 1

A5: Hot Food Take-away 1

Vacant 0 (0%)

Total Shops and Facilities 3

Retail Frontage: 176-178, 180, 182 Gainsborough Road

A1 Use on Retail Frontage: 2/3 (67%)

Comments: Gainsborough Road is a small centre comprising a convenience store, European

greengrocer and a take-away which opens for the evening trade. The centre has improved its

position since the last survey was carried out in 2009 having no unit vacant at the time of the visit.

The centre would benefit from some environmental enhancements and the small shoppers’ car-park

was being used for deliveries causing difficulties for visitors.

Justification: Gainsborough Road functions as a parade of neighbourhood shops, falling short of

meeting the criteria required of a local centre. It appears to be vulnerable to further decline,

particularly in the area immediately surrounding the shops and the small-car park which were in

generally poor condition.

Site Plan:

40

Centre Name: Greenhill Rise

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Local Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store/PO Pharmacy Hairdresser

1+1 1 1

A3: Restaurants & Cafes 1

A4: Drinking Establishments Public House 1

A5: Hot Food Take-away 1

D1: Non-residential Institutions Veterinary Surgery 1

Sui-Generis Betting Shop 1

Vacant 0 (0%)

Total Shops and Facilities 9

Primary Retail Frontage: 63/65, 67, 69, 71, 73, 75 Greenhill Rise

Secondary Retail Frontage: The Hazel Tree; 2A Harrogate Court

A1 Use on Primary Retail Frontage: 4/7 (57%)

Comments: Greenhill rise is a small centre with a limited number of facilities and would benefit from

investment to improve its amenity. The pavements in particular are in a somewhat damaged state. A

public house and veterinary surgery (which replaced a former doctor’s surgery) provide additional

facilities. Overall, there has been little change since the previous survey was carried out in 2009.

Justification: Greenhill Rise continues to provide a limited range of facilities to the immediate

surrounding area. The presence of a convenience store/sub-post office, pharmacy, food outlets and

public house means the centre meets Corby Borough Council’s criteria for continued designation as

a local centre.

41

Site Plan:

42

Centre Name: Gretton Village Centre

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Local Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Post Office and Convenience Store 1

A3: Restaurants and Cafes Coffee Shop 1

A4: Drinking Establishments Public House 1

Vacant 0 (0%)

Total Shops and Facilities 3

Primary Retail Frontage: 48 High Street

Secondary Retail Frontage: 30 High Street; 33 High Street

A1 Use on Primary Retail Frontage: 1/1 (100%)

Comments: Gretton Village Centre comprises a sub-post office/convenience store, coffee shop and

pub to serve the village of Gretton. A newsagent which had operated in the village closed in 2002.

Gretton is one of four communities within Corby Borough to express an interest in developing a

neighbourhood plan which may further support the village centre in the future.

Justification: Despite a relatively limited number of shops and facilities Gretton Village is still

considered to be a local centre when assessed against the criteria adopted by Corby Borough

Council.

43

Site Plan:

44

Centre Name: Kingswood

Centre Type: Existing

2009 Designation: Proposed new Local Centre

Proposed Designation: None

Characteristics:

Use Class Shop/Facility Number Present

D1: Non-residential Institutions Community Centre 1

Vacant 0 (0%)

Total Shops and Facilities 1

Retail Frontage: n/a

A1 Use on Retail Frontage: n/a

Comments: The Kingswood Masterplan has led regeneration in area, most recently in 2014 which

saw the demolition of outdated flats, pub and commercial space and the construction of new mixed

tenure affordable properties including some built as new council housing. No new retail or

community facilities have been constructed to date. The existing community centre on Alberta Way

provides the base for a range of community activities including Sure Start and youth facilities.

Justification: Due to a lack of any shops Kingswood cannot be classed as retail centre for the

purposes of the Local Plan. However, future development in the area will be monitored.

Site Plan:

45

Centre Name: Little Stanion

Centre Type: Proposed

2009 Designation: Proposed new Local Centre

Proposed Designation: Proposed new Local Centre

Characteristics: n/a

Primary Retail Frontage: n/a

Secondary Retail Frontage: n/a

A1 Use on Primary Retail Frontage: n/a

Comments: A detailed planning application for a local centre at Little Stanion included proposals for 3 blocks containing 6 retail units to serve the immediate surrounding area. Since 2013 the Borough Council has been in discussion with various parties to move forward following the developer of Little Stanion, Silentpride, being placed in administration. The Council has sought to secure completion of the development as close to the original proposals as possible. The immediate priority was to secure the completion of the necessary physical infrastructure works (primarily the roads and sewers). It is hoped that key parts of the s.106 order will be secured to allow the agreed community facilities, including local shops, to be developed.

Justification: n/a

Site Plan:

46

Centre Name: Oakley Vale

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: District Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Supermarket Charity Shop Pharmacy Hairdresser Sandwich Bar Other Shops

1 1 1 2 1 1

A2: Financial & Professional Services Estate Agent 1

A4: Drinking Establishments Public House 1

A5: Hot Food Take-away 3

D1: Non-residential Institutions Day Nursery Dental Surgery Veterinary Surgery Community Centre

1 1 1 1

Sui-Generis Betting Shop 1

Vacant 1 (5.6%)

Total Shops and Facilities 18

Primary Retail Frontage: Units at 2 to 16 Charter Court

Secondary Retail Frontage: 1 Charter Court; 20 Butland Road; Harpers Brook Public House

A1 Use on Primary Retail Frontage: 7/15 (47%)

Comments: Oakley Vale (Charter Court) is a popular and well used local centre serving the Oakley

Vale community. The small supermarket (Tesco Express) and a range of hot food takeaways result in

the centre being popular into late evening. The centre, along with the public house, has parking for

100+ cars and has generally been well maintained since it opened in 2003/04 as part of the earlier

phases of the Oakley Vale development. A community centre has more recently been developed on

an adjacent plot, opening in 2013, and has been included in this assessment. The last vacant retail

unit had just been let and was undergoing refurbishment at the time of the visit (planning

permission was given for change of use to a tanning studio in December 2015).

Justification: Oakley Vale has strengthened its position since the 2009 survey. A new community

centre, along with a late opening small supermarket, veterinary surgery, food outlets and pub etc,

results in the centre serving a wide catchment population. With the opening of the community

centre since the last survey was carried out Oakley Vale is now considered to meet the required

criteria to be classified as a district centre.

47

Site Plan:

48

Centre Name: Oakley Vale Phases 8 & 9

Centre Type: Proposed. Application 15/00138/OUT has not yet been determined by Corby

Borough Council

2009 Designation: -

Proposed Designation: Proposed new Local Centre

Characteristics: n/a

Primary Retail Frontage: n/a

Secondary Retail Frontage: n/a

A1 Use on Primary Retail Frontage: n/a

Comments: The outline planning application for Oakley Vale Phases 8 & 9 suggests that the local

centre will include uses within Use Classes A1, A2, A3, A4 and A5 as well as B1, D1 and C3; therefore

Oakley Vale Phases 8 & 9 are expected to create a new local centre when assessed against Corby

Borough Council’s criteria.

Justification: n/a

Site Plan:

49

Centre Name: Occupation Road

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Neighbourhood Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Supermarket Convenience Store Bakery Hairdresser Other Shops

1 1 1 1 2

A3: Restaurants & Cafes 4

A3/A5: Restaurant/Hot Food Take-away 1

A5: Hot Food Take-away 5

B1a: Offices Caterers 1

Sui-Generis Betting Shop 1

Vacant 1 (5.3%)

Total Shops and Facilities 19

Retail Frontage: 53, 55, 57, 63, 65, 67, 69, 73, 75, 81, 83, 85, 87, 89, 91, 93, 95, 97, 99 Occupation

Road

A1 Use on Retail Frontage: 6/19 (31.6%)

Comments: Occupation Road is a mid-sized centre serving the local population of Occupation Road,

Studfall Avenue and surrounding area. The centre is split into four groups of shops between a church

(Church of Our Lady of Walsingham), a primary school and the junction of Rutherglen Road. The

condition of the centre is variable, with the service road running in front of the shops providing

parking to visitors being in a particularly poor state of repair. Despite this the centre appears

popular, although this had resulted in all the available parking being taken up at the time of the

survey (Friday lunchtime).

Justification: The centre met the previous PPS6 criteria for definition as a local centre (under Corby

Borough Council’s 2009 retail assessment). Despite no evidence of recent decline the centre would

more accurately be defined as a Neighbourhood Centre under the Council’s current criteria.

50

Site Plan:

51

Centre Name: Phoenix Parkway

Centre Type: Existing

2009 Designation: Out of Centre Retail Park

Proposed Designation: Out of Centre Retail Park

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Pharmacy/Health & Beauty Superstore Clothing/Footwear Sporting Goods Discount Superstore Electrical Superstore Car Accessories Pet Superstore

1 1 3 1 3 1 1 1

A3/A5: Restaurant/Hot Food Take-away 1

Sui-Generis Petrol Station 1

Vacant 1 (7%)

Total Shops and Facilities 15

Retail Frontage: Asda; petrol filling station; Unit 1, Unit 2, Unit 2A, Unit 2B, Unit 3, Unit 4, Unit 5,

Unit 14, Unit 15 The Peel Centre; The Range; Matalan (Unit 1); fast-food restaurant at Phoenix

Parkway; additional retail unit along Lloyds Road

A1 Use on Retail Frontage: 12/15 (80%)

Comments: Phoenix Parkway is an existing retail park located outside the centre of Corby, but within

the existing urban area. The retail park comprises an Asda superstore, along with a number of

warehouses selling clothing and footwear, discount household goods, computers and electrical,

sports goods, pet goods, and car accessories. A further discount superstore (B&M Retail) is located

nearby and has been included in the survey (but is not easily accessible by foot from the main retail

park).

The site may lose some trade to the 380,000 sqft retail development at Rushden Lakes in the future.

Further development at Phoenix Parkway is taking place on the adjacent former British Steel site

(Manton Park) which has planning permission for mixed use commercial and employment

development. The DIY/trade superstore Wickes which is owned by the Travis Perkins Group is

currently being developed on this site.

The retail park has been maintained in a generally good condition, although there was some

maintenance required to the road surface noted at the time of visit. Both Asda and the fast food

restaurant (McDonalds) operate on 24hr basis ensuring the centre is active throughout the day and

night.

Justification: Phoenix Parkway is characterised as an out of centre site and any further expansion

should be in line with Policy 12 in the North Northamptonshire Joint Core Strategy. Policy 12 aims to

maintain, enhance and support development in the main town centres and ensure that any

52

development which cannot be accommodated within the town centre boundary is considered only

following the sequential and impact tests of the proposals.

Site Plan:

53

Centre Name: Priors Hall

Centre Type: Proposed

2009 Designation: Proposed new District Centre

Proposed Designation: Proposed new District Centre

Characteristics: n/a

Primary Retail Frontage: n/a

Secondary Retail Frontage: n/a

A1 Use on Primary Retail Frontage: n/a

Comments: Planning permission has been granted for a district centre at Priors Hall which will

include shops, a community centre, a surgery and sports facilities. Work has yet to commence on

these facilities.

Justification: n/a

Site Plan:

54

Centre Name: Pytchley Court

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: District Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Convenience Store (Polish goods) Hairdresser Bakery Pharmacy

2 1 2 1 1

A3/A5: Restaurant/Hot Food Take-away 1

A4: Drinking Establishments Public House 1

A5: Hot Food Take-away 2

D1: Non-residential Institutions Dentist/Medical Centre 1

Sui-Generis Laundrette Solarium

1 1

Vacant 0 (0%)

Total Shops and Facilities 14

Primary Retail Frontage: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13/13A Pytchley Court

Secondary Retail Frontage: Fotheringhay Road (Kingfisher Pub)

A1 Use on Primary Retail Frontage: 7/13 (54%)

Comments: Pytchley Court shops are based around a square which includes grassed areas and

seating and the centre appears a popular place to meet up with friends. Parking is generous and a

pub on an adjacent site is popular with the local community. A number of shop types and facilities

not found in many other centres in Corby make Pytchley Court one of its stronger centres.

Unfortunately Pytchley Court’s environment is generally of low quality. Many of the shops are in a

poor to average condition and a number of buildings around the centre were boarded up including a

former community centre. Litter in and around the centre on the day of visit also added to the

centre’s dated appearance.

Justification: Despite its poor quality environment Pytchley Court provides a good range of facilities

including a dentist, pharmacy, food stores, take-aways/restaurant and pub – which has resulted in

Pytchley Court being classified as a district centre.

55

Site Plan:

56

Centre Name: Rockingham Park

Centre Type: Existing

2009 Designation: None

Proposed Designation: None

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Supermarket Sandwich Bar

1 1

A4: Drinking Establishments Public House 2

A5: Hot Food Take-away 2

C1: Hotel 1

D2: Assembly & Leisure Trampoline Centre 1

Sui-Generis Petrol Station 1

Vacant 1 (10%)

Total Shops and Facilities 10

Retail Frontage: Dalton Road (Aldi); 1, 2, 3, 4, 5, 6, 7 Princewood Court; Causeway Road (Chequered

Flag Pub); Rockingham Road (Petrol Station)

A1 Use on Retail Frontage: 1/10 (10%)

Comments: Completed in 2008, Rockingham Park provides a range of facilities including food take-

aways, an 88 bedroom hotel and pubs. A discount supermarket and petrol station are located on an

adjacent site. Whilst the food businesses do serve the neighbouring industrial area, the centre is

currently operating as a mixed leisure and retail park to Corby as a whole, with many of its visitors

arriving by car. A trampoline centre opened in Spring 2016 which increased the centres’ leisure offer

and may help to draw visitors from neighbouring towns into Corby.

The centre itself has a generally modern and well maintained feel with parking for up to 250

vehicles. A vacant unit noted at the time the survey was carried out (previously operating as a

nightclub) gives further scope for the centre to expand its offer.

Justification: The centre does not meet Corby Borough Council’s criteria for designation as a retail

centre for the purposes of this study as it draws much of its trade from a wide and largely car-borne

catchment rather than catering for the requirements of the local population.

57

Site Plan:

58

Centre Name: Rockingham Road North

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Neighbourhood Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Polish Convenience Store Hairdresser/Beauty Salon Pet Shop Furniture/Carpet Retailer Fishmonger Other Shops

2 1 4 2 3 1 3

A2: Financial & Professional Services 2

A3: Restaurants & Cafes 2

A5: Hot Food Take-away 3

A3/A5: Restaurant/Take-away 2

B1a: Offices 1

D1: Non-residential Institutions Dentist Veterinary Surgery Fitness Classes

1 1 1

Sui-Generis Solarium 1

Vacant 1 (3%)

Total Shops and Facilities 31

Retail Frontage: Rockingham Road (former Odeon cinema), 3, 5a, 6, 7, 8 Odeon Buildings; 42, 44,

46a, 46b, 52, 54, 56, 58, 60, 62, 64, 66-68, 70, 72, 74-76, 78, 80-82, 84, 86, 88-90, 92, 94-96, 98-100,

102, 104-106 Rockingham Road

A1 Use on Retail Frontage: 16/31 (52%)

Comments: Rockingham Road North is a significant and popular centre despite its proximity to the

nearby larger Corby Old Village District Centre and Corby Town centre. The Centre contains a good

mix of shops and local businesses centred around a former Odeon cinema which operated from

1936 to 1969, before becoming a bingo hall, with later uses including a cafe and furniture warehouse

(its current use). The condition of the shops frontages varies but most were generally in good or

reasonable condition.

Justification: The 2009 retail survey noted that Rockingham Road included some facilities that are

characteristic of a district centre but was defined as a local centre due to the proximity of other

retail facilities and against the definitions outlined in PPS6. Under Corby Borough Council’s current

criteria the centre fails to meet the test to be defined as a local shopping centre due to absence of

key facilities such as a sub-post office and pharmacy. Despite being classified as a neighbourhood

centre Rockingham Road North should be supported to allow it to continue to make an important

contribution to the local area.

59

Site Plan:

60

Centre Name: Rockingham Road South

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Neighbourhood Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Hairdresser Cycle Shop Other Shops

1 1 1 3

A2: Financial & Professional Services Letting Agent 1

A3: Restaurants & Cafes 2

A5: Hot Food Take-away 2

B2: General Industrial Vehicle Repairs 2

Sui-Generis Beauty Salon Tattooist

1 1

Vacant 1 (6%)

Total Shops and Facilities 16

Retail Frontage: 95, 97, 99, 101, 103, 105, 107, 109, 111, 113, 115 Rockingham Road; 3 units at rear

of 95 Rockingham Road/junction with Stockwood Drive; 2 car repair units at 99A and 99B

Rockingham Road

A1 Use on Retail Frontage: 6/16 (38%)

Comments: Rockingham Road South contains a range of local shops, a significant number of which

were closed and shuttered at the time of visit giving the centre a run-down feel. A service road

provides parking for people visiting the shops as well as deliveries which appeared to be causing

some conflict. Parts of the centre, particularly the service road, required some maintenance. A

former newsagent had been vacant for some time at the western end of the centre.

Justification: Despite a range of shops not found at other small centres in Corby e.g. units selling

carpets, kitchens, cycles, Rockingham Road South does not contain a wide enough range of facilities

serving the local population to be classified as a local centre at this time. It has therefore been

defined as a neighbourhood centre.

61

Site Plan:

62

Centre Name: Studfall Avenue

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Local Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Eastern European Convenience Store Convenience Store/Sub-PO Florist Hairdresser Pharmacy Bakery Funeral Director Other Shops

1 1 1 1 1 1 1 1 3

A2: Financial & Professional Services Estate Agent 1

A3: Restaurants & Cafes 1

A4: Drinking Establishments Public House 1

A5: Hot Food Take-away 2

Sui-Generis Betting Shop Taxi Business Launderette Solarium

1 1 1 1

Vacant 0 (0%)

Total Shops and Facilities 20

Primary Retail Frontage: 170, 172, 174, 176, 178, 180, 182, 184, 186, 188, 190, 192, 194, 196, 198,

200-202, 204, 206 Studfall Avenue

Secondary Retail Frontage: Studfall Avenue (Rockingham Arms); 1 Darley Dale Road

A1 Use on Primary Retail Frontage: 10/18 (56%)

Comments: Studfall Avenue has a good range of shops to serve the local area. Facilities include a

sub-post office, bakery and pharmacy, making it one of the stronger local centres in Corby. Parking is

adequate for a centre of its size, which is generally adequately maintained but minor improvements

including the replacement of damaged litter bins would help improve the centre’s appearance.

Justification: Studfall Avenue should retain its status as a local centre as it contains all of the

essential shop types set out by Corby Borough Council, is well defined and located away from the

main Town Centre.

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Site Plan:

64

Centre Name: Weldon Park

Centre Type: Proposed

2009 Designation: Proposed new Local Centre

Proposed Designation: Proposed new Local Centre

Characteristics: n/a

Primary Retail Frontage: n/a

Secondary Retail Frontage: n/a

A1 Use on Primary Retail Frontage: n/a

Comments: The outline planning application for Weldon Park suggests that the local centre will

consist of ‘traditional’ stores; therefore Weldon Park is expected to create a new local centre when

assessed against Corby Borough Council’s criteria.

Justification: n/a

Site Plan:

65

Centre Name: Weldon Village Centre

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Local Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store 1

A1/A3: Shops/Cafes Gift Shop/Cafe 1

A3/A5: Cafes/Take-away Sandwich Bar/Cafe 1

Vacant 0 (0%)

Total Shops and Facilities 3

Primary Retail Frontage: 4, 15, 19 High Street

Secondary Retail Frontage: n/a

A1 Use on Primary Retail Frontage: 3/3 (100%)

Comments: The focus of Weldon Village Centre is a Londis store, with part of the building remaining

damaged following an attempted raid in November 2015. The Post Office within the convenience

store remains closed. Two other businesses, including a gift/tea shop give the centre a unique feel.

Justification: The centre is situated within a high quality village environment. The Londis

convenience store is a popular and well used community facility. The remaining stores open more

limited hours and appear to cater to a smaller customer base. These facilities would not normally

meet the criteria for a local centre, however if the Post Office reopens following repairs to the

damaged building then the criteria would again be met. Therefore Weldon Village Centre has kept its

classification as a Local Centre subject to the situation being monitored in the coming months.

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Site Plan:

67

Centre Name: Welland Vale

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Neighbourhood Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Supermarket Newsagent Off Licence Hairdresser

1 1 1 2

A3: Restaurants & Cafes 1

A5: Hot Food Take-away 4

D1: Non-residential Institutions Dentist 1

Betting Shop 1

Vacant 0 (0%)

Total Shops and Facilities 12

Retail Frontage: 97, 101, 103, 105, 107, 109, 111, 113, 115, 117, 119, 121 Welland Vale Road

A1 Use on Retail Frontage: 5/12 (42%)

Comments: Welland Vale has is maintained its position as a small shopping centre serving the local

community since the last survey was carried out in 2009. The centre contains a mix of A1 shops and

take-aways/restaurants, with living accommodation above many of the shops. Parking is limited to

around 15 cars and the centre would also benefit from improvements to the fabric of some of the

buildings.

Justification: Although Welland Vale does not contain an adequate range of facilities to meet the

definition of a local centre it is nonetheless well used and performs an important function in the

area.

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Site Plan:

69

Centre Name: Western Urban Extension

Centre Type: Proposed

2009 Designation: Proposed new District Centre

Proposed Designation: Proposed new District Centre

Characteristics: n/a

Primary Retail Frontage: n/a

Secondary Retail Frontage: n/a

A1 Use on Primary Retail Frontage: n/a

Comments: Policy 32 in the North Northamptonshire Joint Core Strategy 2011-2031 allocates land at

West Corby for a mixed use sustainable urban extension comprising around 4,500 dwellings as well

as employment opportunities, education facilities, retail, leisure, social, cultural, green

infrastructure, community and health facilities. Therefore the Western Urban Extension is likely to

create a new district or local retail centre in the future.

Justification: n/a

Site Plan:

70

Centre Name: Willow Brook Road

Centre Type: Existing

2009 Designation: Local Centre

Proposed Designation: Neighbourhood Centre

Characteristics:

Use Class Shop/Facility Number Present

A1: Shops Convenience Store Convenience Store/Post Office Hairdresser

1 1 1

Vacant 1 (25%)

Total Shops and Facilities 4

Retail Frontage: 348A, 350, 354, 356 Willow Brook Road

A1 Use on Retail Frontage: 3/4 (75%)

Comments: Willow Brook Road is a small parade of 4 shops with flats above. One unit, a former

video store, appears to have been vacant for some time. This unit, along with outstanding

maintenance to the surrounding area and some poorly maintained shop frontages, give the centre a

shabby appearance. The presence of a sub-post office, along with a cash machine and generous

parking gives scope for an improved trading position in the future, particularly given its location

within a busy neighbourhood area.

Justification: At present Willow Brook Road fails to meet Corby Borough Council’s definition of a

local centre given its limited range of shops and lack of restaurant, take-away or pub. There is scope

for the centre to strengthen its position in the future, particularly if the vacant unit is let.

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Site Plan: